At a glance
ASSET PROFILE
Emaar wellness-themed villa-and-townhouse masterplan
INVESTOR PROFILE
Off-plan growth investors + wellness-lifestyle buyers
TIER
Tier 3 – Growth & Emerging
MARKET TYPE
Off-plan villas and townhouses, wellness-themed
DEVELOPER
Emaar
LAUNCH DATE
2024
LAUNCH PSF
AED 1,200–1,850
EST. POPULATION
~38,000
NUMBER OF UNITS
~10,000+ planned
LAND SIZE
~81m sq ft
YIELD RANGE
N/A
Book a private The Heights Country Club orientation
The Heights Country Club & Wellness is Emaar Properties' wellness-themed off-plan masterplan in Al Yelayiss 5, Dubailand, first traced February 2024 and officially launched at a grand unveiling event at the Armani Dubai Hotel on 20 May 2024. The masterplan covers 81 million square feet (one of the largest villa-led developments in Dubai's history at 81 per cent of the area of Emaar The Oasis) and carries a project value of AED 55 billion. Planned product comprises three- and four-bedroom townhouses alongside four-bedroom villas, with launch pricing from AED 2.49 million and an estimated handover date of 2028. Eight named sub-communities — Aviara, Bellaria, Faro, Faro 2, Salva, Serenia, Serro and Serro 2 — are currently in planning, with delayed-sale land-plot transactions actively clearing across Serro, Serro 2 and Salva clusters as of April-May 2026.
For investors, The Heights Country Club & Wellness is a Tier 3 Growth & Emerging play with three structural advantages. First, the wellness-themed positioning — a dedicated wellness centre, extensive cycling and jogging tracks, event plazas, integrated schools, hospitals, mosques, retail and dining spaces, all set amidst greenways, parks and ponds — creates differentiated marketing positioning in a Dubailand villa segment otherwise dominated by Damac, Sobha and Emaar themed alternatives. Second, the Emaar institutional brand and execution track record (Arabian Ranches, Arabian Ranches 2, Mira, Reem and the Dubai Hills Estate ecosystem all demonstrate Emaar's villa delivery capability). Third, the massive 81-million-square-foot scale supports decades of structural absorption and creates a self-anchoring community ecosystem that few competing Dubailand schemes can match.
Recent DLD transactions confirm strong absorption at the launch tier. In April-May 2026, Emaar cleared multiple delayed-sale land-plot transactions at Serro, Serro 2 and Salva sub-communities at: AED 8.52 million on 4,616 square feet of land at Serro (AED 1,847 per square foot), AED 8.23 million on 4,650 square feet at Salva (AED 1,769 per square foot), AED 6.73 to 6.74 million on 4,359 to 4,379 square feet at Salva and Serro 2 (AED 1,468 to AED 1,543 per square foot), AED 6.39 to 6.55 million on 4,745 to 5,432 square feet at Serro (AED 1,205 to AED 1,348 per square foot), and AED 6.71 million on 4,359 square feet at Serro (AED 1,539 per square foot). The launch PSF range is therefore AED 1,200 to AED 1,850 per square foot of land for off-plan villa and townhouse product.
The investment case rests on the wellness positioning combined with the structural Emaar institutional anchor and the massive masterplan scale. Emaar The Oasis is the proven sister Emaar Dubailand mega-project (100 million sq ft, USD 20 billion, 7,000 villas), with Damac Hills 2 and Damac Hills as established southern Dubailand luxury alternatives. The Heights Country Club & Wellness addresses the wellness-themed UHNW family segment at smaller plot sizes (4,000 to 5,500 square foot) than The Oasis (6,000 to 30,000 square foot) and at materially lower entry tickets (AED 6.4-8.5 million versus AED 10-50 million). The trade-offs are real: pre-construction status with no resale, no rental and no operational track record; multi-year build-out horizon stretching through 2028 and beyond; single-developer concentration on Emaar's continuing operational performance. Note also that as a 2024-launch community, Bayut does not yet have a dedicated area guide — this analysis draws on Propsearch Dubai Land Department transaction records and Emaar's public launch communications.
This guide covers the relative-value case for The Heights Country Club against Emaar The Oasis, Damac Sun City, Damac Islands, Sobha Elwood and the wider Dubailand off-plan villa cluster; the eight-sub-community sequencing across Aviara, Bellaria, Faro, Salva, Serenia, Serro and the rest; the supply outlook with construction yet to start as of mid-2026; and the entry strategy for buyers deploying between AED 2.49 million and AED 9 million across townhouse and villa land-plot positions. Expect a clear-eyed view of both the wellness-and-Emaar tailwind and the pre-construction and decade-plus build-out risk profile.
INFRASTRUCTURE AND CONNECTIVITY
The Heights Country Club & Wellness sits in Al Yelayiss 5 in Dubailand, with arterial connection via Sheikh Mohammed Bin Zayed Road and Emirates Road reaching the Dubailand corridor and Al Maktoum International Airport on the southern flank. The masterplan is internally anchored by a dedicated wellness centre, cycling and jogging tracks, event plazas, schools, hospitals, mosques, retail and dining spaces, alongside greenways, parks and ponds. The schooling cluster runs through South View School 4.5 km, Jebel Ali School 4.9 km, Dubai British School Mira 6.2 km and Fairgreen International School 7.1 km at The Sustainable City. Adjacent communities include Remraam 4.2 km, Town Square 5.5 km, Reem 6.5 km, Mudon 6.6 km, Damac Hills 6.7 km, The Sustainable City 7.4 km, Arabian Ranches 2 7.8 km and Dubai Investments Park 8.5 km on. Trump International Golf Club sits 6.6 km, Jumeirah Golf Estates 8.4 km on. Pulse Pond Park sits 3.9 km along the wider Damac Hills 2 cluster.
RENTAL MARKET AND TENANT PROFILE
There is no rental market in The Heights Country Club at present because the entire masterplan is off-plan, in the planning stage with construction yet to start, and pre-handover (2028 estimated). The future tenant profile, when handover begins from the late 2020s onwards, will mirror the wider Emaar Dubailand villa segment combined with the wellness-themed positioning: HNW expatriate families seeking wellness-and-lifestyle positioning at the southern Dubailand corridor, family offices and senior corporate executives drawn to the integrated Emaar masterplan, capital-growth investors leveraging the brand and scale tailwinds, and golf-adjacent lifestyle tenants drawn to the Trump International Golf Club proximity. Investors should expect gross yields broadly in line with Emaar villa-and-townhouse stock at handover. Pre-handover liquidity on land plots varies by sub-community and Emaar launch sequencing across the eight-cluster delivery programme. Note: as a too-new community without a Bayut area guide, rental and yield benchmarks rely on comparator analysis.
SUPPLY DYNAMICS AND PORTFOLIO POSITIONING
Supply is defined by Emaar's phased delivery sequence with eight sub-communities currently in planning: Aviara, Bellaria, Faro, Faro 2, Salva, Serenia, Serro and Serro 2. Construction has yet to start as of April-May 2026, with launch sales actively clearing across Serro, Serro 2 and Salva in delayed-sale land-plot transactions. The April-May 2026 DLD records show: Serro plots at AED 6.39 to 8.52 million on 4,359 to 5,432 square feet (AED 1,205 to 1,847 per square foot), Salva at AED 6.73 to 8.23 million on 4,359 to 4,650 square feet (AED 1,543 to AED 1,769 per square foot), Serro 2 at AED 6.56 to 6.74 million on 4,379 to 4,472 square feet. Aviara, Bellaria, Faro, Faro 2 and Serenia remain in planning. For a Dubai luxury villa portfolio, The Heights Country Club pairs naturally with positions in Emaar The Oasis, Sobha Elwood, Damac Sun City, Damac Islands or Tilal Al Ghaf for diversified Dubailand off-plan villa exposure.
The cleanest entry strategy in The Heights Country Club is the standard villa land-plot at the AED 6.4 to AED 7 million entry band across Serro, Serro 2 and Salva sub-communities. Recent April-May 2026 DLD transactions confirm this band: Serro plots at AED 6.39 to 6.55 million on 4,745 to 5,432 square feet (AED 1,205 to 1,348 per square foot), Salva plot at AED 6.73 million on 4,359 square feet (AED 1,543 per square foot), Serro 2 plots at AED 6.56 to 6.74 million on 4,379 to 4,472 square feet. The thesis is straightforward: secure first-launch land-plot stock at the lowest absolute capital outlay within the precinct, leverage the multi-cluster sequenced absorption curve for capital growth as Aviara, Bellaria, Faro and Serenia launch in successive phases, and benefit from the Emaar institutional brand and the wellness-themed positioning premium that distinguishes The Heights from non-themed Dubailand alternatives.
A differentiated second strategy targets the larger-plot or premium-cluster tier at AED 8 to AED 9 million tickets across Salva and Serro larger plots. Recent DLD transactions cluster: Serro plot at AED 8.52 million on 4,616 square feet (AED 1,847 per square foot), Salva plot at AED 8.23 million on 4,650 square feet (AED 1,769 per square foot). The premium-cluster pricing reflects a structural tier differential within the masterplan, supporting investors prioritising the higher-end villa product with capital-growth orientation. The trade-off is a higher absolute capital commitment and exposure to absorption risk on a smaller universe of premium-tier plots.
A third strategy targets the future Aviara, Bellaria, Faro and Serenia launches when those sub-communities transition from planning to active sales. Buyers deploying capital across two or three different launch waves can compound the multi-cluster absorption thesis and balance positional concentration risk. Phase selection within the eight-sub-community masterplan matters materially: clusters proximate to the wellness centre, central event plazas and integrated schooling clusters will likely command premium pricing at handover, while perimeter clusters offer capital-efficient entry. Diversification across two clusters within the 8-sub-community masterplan is recommended for investors building meaningful Heights Country Club exposure.
Within a Dubai residential portfolio, The Heights Country Club plays the Tier 3 Growth & Emerging role at the wellness-themed Dubailand villa level, with capital appreciation and brand-portfolio diversification as the joint headline objectives and yield as a post-handover consideration emerging from 2028 onwards. It is not a Tier 1 capital-preservation anchor and it is not a yield grab. It is a multi-year off-plan growth allocation for an investor deploying between AED 2.49 million and AED 9 million across one to three Heights Country Club positions, alongside complementary Tier 3 holdings in Sobha Elwood, Damac Sun City, Damac Islands or Emaar The Oasis, with a Tier 1 anchor in Palm Jumeirah, Dubai Hills Estate or Downtown Dubai to balance the portfolio against pre-construction risk.
SUPPLY DYNAMICS
Off-plan only; 8 sub-communities (Aviara, Bellaria, Faro, Salva, Serenia, Serro); 2028 handover.
TENANT PROFILE
Future wellness-lifestyle families, off-plan growth investors, golf-adjacent expatriates.
KEY RISK FACTORS
Pre-construction status, decade-plus build-out, distant central Dubai, Emaar concentration.
KEY INFRASTRUCTURE
The Heights Country Club & Wellness sits in Al Yelayiss 5 in Dubailand, with arterial connection via Sheikh Mohammed Bin Zayed Road and Emirates Road reaching the Dubailand corridor and Al Maktoum International Airport on the southern flank. The masterplan is internally anchored by a wellness centre, cycling and jogging tracks, event plazas, schools, hospitals, mosques, retail and dining spaces, alongside greenways, parks and ponds across the 81-million-sq-ft footprint. The schooling cluster runs through South View School 4.5 km, Jebel Ali School 4.9 km in Damac Hills, Dubai British School Mira 6.2 km and Fairgreen International School 7.1 km at The Sustainable City. Adjacent communities include Remraam 4.2 km, Town Square 5.5 km, Reem 6.5 km, Mudon 6.6 km, Damac Hills 6.7 km, Arabian Ranches 2 7.8 km and Dubai Investments Park 8.5 km on. Trump International Golf Club sits 6.6 km away.
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